HomeMy WebLinkAboutPB Minutes 2010-05-04TOWN OF ITHACA PLANNING BOARD MEETING
Tuesday, May 4, 2010
215 N. Tioga Street, Ithaca, NY 14850
FILE 4P
t"r`"
DATE
Board Members Present: Members: Rod Howe, Hollis Erb, George Conneman, and Jon
Bosak; Ellen Baer (alternate).
Staff Present: Bruce Bates, Director of Code Enforcement; Susan Brock, Attorney for the
Town; Creig Hebdon, Engineer; Jonathan Kanter, Director of Planning; Darby Kiley, Planner;
Jim Weber, Director of Public Works; Debra DeAugistine, Deputy Town Clerk
Call to Order
Ms. Erb declared the meeting duly opened at 7:03 p.m. and accepted the secretary's posting of
the two public hearings on the agenda.
AGENDA ITEM
Persons to The heard
No one came forward to address the board.
SEOR
Richard Co
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PB RESOL
Ithaca Colli
Moved by
WHEREAS:
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2. This is
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nation: Ithaca College Trail Upgrade and Storage Building, Flora Brown Dr.
iture, associate vice - president for facilities, IC, introduced the topic and was
answer questions. They need the storage building for screens and maintenance
accepts full responsibility for paving and installing lighting on the trail before
he town. It used to be a maintenance trail for the apartments. After two students
:ed, it was dubbed the "rape trail." IC had put up gates and bollards and provided
convince students not to walk there at night, but to no avail. After the spring
the assaults, and wanting to get it ready for the fall semester, Mr. Couture got
the president's office to pave and put lights on the trail. The storage building will
ilor of the College-Circle apartments, roof, and siding._ _ _ ____
ON No. 2010 -030: SEOR Preliminary and Final Site Plan & Special Permit,
— Trail Upgrade & Storage Building, Tax Parcel No. 41 -1 -30.2
Talty; seconded by George Conneman
in is consideration of Preliminary and Final Site Plan Approval and Special Permit
*oposed trail upgrade and storage building on the Ithaca College Campus between
Apartments and Terrace 13, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium
Residential Zone. The proposal involves paving the existing stone trail and
new 12 foot high walkway lighting along the trail. The project also includes placing
32' pre- fabricated storage building near the trail to store seasonal items for the
athletic fields and Circle Apartments. Ithaca College, Owner /Applicant; Richard
Associate Vice - President for Facilities, Agent, and
Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead
an environmental review with respect to Site Plan Approval and Special Permit,
3. The
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PB 05 -04 -2010
Page 2 of 14
ning Board, on May 4, 2010, has reviewed and accepted as adequate a Short
ental Assessment Form (EAF) Part I, submitted by the applicant, and Part II
by Town Planning staff, drawings titled "Path Lighting Plan" date stamped April 2,
"Storage Building" dated 7/29/09, and other application materials, and
Planning staff has recommended a negative determination of environmental
with respect to the proposed Site Plan Approval and Special Permit;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with Article 8 of the Environmental Conservation Law
and 6 NYC RR Part 617 New York State Environmental Quality Review for the above referenced
actions as proposed, based on the information in the EAF Part I and for the reasons set forth in
the EAF Part II, and, therefore, a Draft Environmental Impact Statement will not be required.
A vote on the motion was as follows:
AYES: Erb; Conneman; Bosak; Baer; Talty; Howe
NAYS: No6e
The motion 1passed unanimously.
Public Heaping: Consideration of Preliminary and Final Site Plan Approval and Special Permit
for the proposed trail upgrade and storage building on the Ithaca College Campus between the
Circle Apartments and Terrace 13, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium Density
Residential lZone. The proposal involves paving the existing stone trail and installing new 12
foot high walkway lighting along the trail. The project also includes placing a 14' x 32' pre-
fabricated storage building near the trail to store seasonal items for the adjacent athletic fields
and Circle Apartments.. Ithaca. College ,.Owner /Applicant;_Richard Couture, Associate-Vice-
President for Facilities, Agent.
Ms. Erb opened the public hearing at 7:14 p.m. Hearing no comments, Ms. Erb closed the
public hearing at 7:15 p.m.
Discu
Ms. Erb noted for the record that the Town of Ithaca environmental review committee was
perplexed that certain things were already in place, but that they had no other worries about the
project.
Mr. Bates noted that a permit is required for the project; one has not yet been filed in his office.
The codes office will also need to know what the foundation it is setting on and how it is being
anchored. The building will need a variance for the sprinkler system.
These conditions were added to the resolution.
Mr. Couture stated that the storage building will house all materials needed to do minor repairs
at the College Circle Apartments -- nothing flammable.
PB RESOLUTION No. 2010 -031: Preliminary and Final Site Plan & Special Permit, Ithaca
College — Trail Upgrade & Storage Building, Tax Parcel No. 41 -1 -30.2
PB 05 -04 -2010
Page 3 of 14
Moved by Ellen Baer; seconded by Rod Howe
WHER
This action is consideration of Preliminary and Final Site Plan Approval and Special Permit
for the proposed trail upgrade and storage building on the Ithaca College Campus between
the Circle Apartments and Terrace 13, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium
Density Residential Zone. The proposal involves paving the existing stone trail and
installing new 12 foot high walkway lighting along the trail. The project also includes placing
a 14' x132' pre- fabricated storage building near the trail to store seasonal items for the
adjacent athletic fields and Circle Apartments. Ithaca College, Owner /Applicant; Richard
Couture, Associate Vice - President for Facilities, Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead
Agency in an environmental review with respect to the project has, on May 4, 2010, made a
negative determination of environmental significance, after having reviewed and accepted
as adequate a Short Environmental Assessment Form Part I, submitted by the applicant,
and a Part II prepared by Town Planning staff, and
3. The Planning Board, at a Public Hearing held on May 4, 2010, has reviewed and accepted
as adequate, drawings titled "Path Lighting Plan" date stamped April 2, 2010 and "Storage
Building" dated 7/29/09, and other application materials;
NOW THEREFORE BE IT RESOLVED:
That the Planning Board hereby grants Special Permit for the proposed Ithaca College Trail
Upgrade and Storage Building project, finding that the standards of Article XXIV Section 270-
200, Subsections A — L, of the Town of Ithaca Code, have been met,
AND BE IT 1FURTHER RESOLVED:
That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary
and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists,
having determined from the materials presented that such waiver will result in neither a
significant alteration of the purpose of site plan control nor the policies enunciated or implied
by the Town Board, and
2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan
Approval for the proposed Ithaca College Trail Upgrade and Storage Building project located
on the Ithaca College Campus between the Circle Apartments and Terrace 13, as described
on the drawings titled "Path Lighting Plan" date stamped April 2, 2010 and "Storage
Building'' dated 7/29/09, and other application material, subject to the following conditions:
a. the applicant receives a building permit for the storage building
b. the storage building contains adequate sprinklers, as required by Chapter 225, Sprinkler
Systems, of the Town of Ithaca code, or the applicant receives a variance from the sprinkler
system requirement from the Zoning Board of Appeals.
A vote on the motion was as follows:
PB 05 -04 -2010
Page 4 of 14
AYES: Erb, Conneman, Bosak, Baer, Talty, Howe
NAYS: None
The motion passed unanimously.
SEOR Determination: Cornell University Oxley Equestrian Center Landscape Plan, 220
Pine Tree RId.
Minakshi A i undsen and David Cutter from Cornell discussed the project and answered
questions. Mr. Cutter gave a slide presentation showing the present views and the strategy
Cornell will use the shield the views of the parking lot from both drivers and pedestrians using
native and non- native species. Plantings will be tough and salt - tolerant.
Eva Hoffmann, Town of Ithaca Conservation Board member and East Hill resident, pointed out
that the SEAR is not complete; specifically, in #10, the use of the parking lot needs to be
updated to indicate that it serves the campus -to- campus bus and that people are allowed to
park there. She noted photos she had taken of signs between which people taking the bus are
directed to park. Driving by before the meeting, she noticed that the signs are gone. She asked
if parking is still part of the use. She also noted that the web site that talks about this service
mentions the parking.
Ms. Amundsen responded that it is still used for bus parking. She will check with Cornell
transportation regarding the signage.
Item #10 of the SEQR was updated to reflect that the parking lot serves the campus -to- campus
bus service.
PB RESOLUTION No. 2010 -32: SEOR Preliminary and Final Site Plan Approval and
Special Per Cornell University Oxley Equestrian Center, Parking Lot Re- Landscaping,
Tax Parcel No. 60.- 1 -9.1, 220 Pine Tree. Road_..
Motion made by Rod Howe; seconded by Ellen Baer
WHE
This action involves consideration of Preliminary and Final Site Plan Approval and Special
Permit to modify the Cornell University Oxley Equestrian Center parking lot landscaping plan
located at 220 Pine Tree Road, Town of Ithaca Tax Parcel No. 60.- 1 -9.1, Low Density
Residential Zone. The project involves planting a new vegetative screen along the east side
of the existing parking lot to screen it from Pine Tree Road. Cornell University,
Owner /Applicant; Minakshi M. Amundsen, Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead
Agency in an environmental review with respect to Site Plan Approval, and special permit,
and
3. The Pla , ning Board, on May 4, 2010, has reviewed and accepted as adequate a Short
Environ Ti ental Assessment Form Part I, submitted by the applicant, and a Part II prepared
by Town Planning staff, the drawing entitled "Cornell University Oxley Equestrian Center
Site Plan Modification — Landscape Plan," dated April 1, 2010, and other application
materials, and
PB 05 -04 -2010
Page 5 of 14
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed Site Plan Approval and special permit;
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with Article 8 of the Environmental Conservation Law
and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced
actions as proposed, based on the information in the EAF Part I and for the reasons set forth in
the EAF Part II, and, therefore, a Draft Environmental Impact Statement will not be required.
A vote on the motion was as follows:
AYES: Erb, Conneman, Bosak, Baer, Talty, Howe
NAYS: None
The motion 'passed unanimously.
AGENDA ITEM
Public Hearing: Consideration of Preliminary and Final Site Plan Approval and Special Permit
for the proposed Cornell University Oxley Equestrian Center parking lot re- landscaping project
located at 220 Pine Tree Road, Town of Ithaca Tax Parcel No. 60- 1 -9.1, Low Density
Residential Zone. This is a modification of the 2002 Planning Board approval of the parking lot
reconstruction project. The project involves planting a new vegetative screen along the east
side of the existing parking lot to screen it from Pine Tree Road. Cornell University,
Owner /Applicant; Minakshi M. Amundsen, Agent.
Ms. Erb opened the public hearing at 7:43 p.m.
Eva_ Hoffmann. made_ comments regarding the trees. in the. site plan. The Town of. Ithaca's
inventory ofd views lists this as one of the top 10 views. She stated that the earlier viburnum
planting (which was destroyed by beetles) was perfect: it blocked the view of the cars but still
allowed the views over to south and west hills. She said it does not make sense to plant trees;
they will not block the view of the cars, but as they grow, they will block the view of the views.
She would like to see the ones further south to go. She does not want anything to ruin this view.
Since the old landscape plan worked so well to shield cars, she would like to see a new plan
containing plants that only go up to the height of the earlier one. She doesn't see why the
university would want to plant things they will have to prune.
Discussion ensued. Mr. Cutter stated that most of the trees, like the dogwood, are more like
shrubs. The three spruce at the front left corner can be eliminated from the plan and instead the
shrubs can be extended.
Ms. Erb requested submission of a revised plan to the planning department.
Ms. Erb closed the public hearing at 7:56 p.m.
PB RESOLUTION No. 2010 -033: Preliminary and Final Site Plan Approval and Special
Permit, Cornell University Oxley Equestrian Center, Parking Lot Re- Landscaping, Tax
Parcel No: 60.- 1 -9.1, 220 Pine Tree Road
Moved by Kevin Talty; seconded by Ellen Baer
WHEREAS;
This prc
Permit t
located
Resider
of the e:
Owner/
PB 05 -04 -2010
Page 6 of 14
ect involves consideration of Preliminary and Final Site Plan Approval and Special
modify the Cornell University Oxley Equestrian Center parking lot landscaping plan
kt 220 Pine Tree Road, Town of Ithaca Tax Parcel No. 60.- 1 -9.1, Low Density
:sal Zone. The project involves planting a new vegetative screen along the east side
isting parking lot to screen it from Pine Tree Road. Cornell University,
pplicant; Minakshi M. Amundsen, Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead
agency in environmental review with respect to the project has, on May 4, 2010, made a
negatives determination of environmental significance, after having reviewed and accepted
as adequate a Short Environmental Assessment Form Part I, submitted by the applicant,
and a Part II prepared by Town Planning staff, and
3. The Planning Board, at a Public Hearing held on May 4, 2010, has reviewed and accepted
as adequate application materials, including the drawing entitled "Cornell University Oxley
Equestrian Center Site Plan Modification — Landscape Plan," dated April 1, 2010, and other
application materials,
NOW THEREFORE BE IT RESOLVED:
That the Planning Board hereby grants Special Permit for the proposed modification of the
Cornell University Oxley Equestrian Center Parking Lot Landscaping project finding that the
standards of Article XXIV Section 270 -200, Subsections A — L, of the Town of Ithaca Code,
have been niet,
AND BE IT FURTHER RESOLVED:
1. That the I Town of Ithaca Planning Board hereby waives certain requirements for Preliminary
and Final- Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists,
having determined from the materials presented that such waiver will result in neither a
significant alteration of the purpose of site plan control nor the policies enunciated or implied
by the Town Board, and
2. That thel Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan
Approvall for the proposed modification of the Cornell University Oxley Equestrian Center
Parking Lot Landscaping located at 220 Pine Tree Road, Town of Ithaca Tax Parcel No. 60.-
1-9.1, Low Density Residential, as shown in the drawing entitled "Cornell University Oxley
Equestrian Center Site Plan Modification — Landscape Plan," dated April 1, 2010, subject to
the following conditions:
a. submission of a revised site plan drawing to the planning department, subject to
approval of the director of planning, eliminating the three white spruce on the southeast
corner of the parking lot and adding additional shrubs wrapping around that corner of the
parking lot; and
b. submission of one set of the final site plan drawings on mylar, vellum, or paper,
indicating who prepared the site plan material.
A vote on the motion was as follows:
PB 05 -04 -2010
Page 7 of 14
AYES: Erbi, Conneman, Bosak, Baer, Talty, Howe
NAYS: None
The motion passed unanimously.
SEOR Determination: Cornell University 380 Pine Tree Road Landscape Plan.
Tom LiVignie, director of real estate, Cornell University, introduced the topic and was available
to answer questions. He explained that Cornell is trying to go minimalist because as East Hill
Plaza develops, this will be the first site to go. Their plan is to try to keep it neat, clean, and
green. They would like to put in topsoil, reseed the area, and put several white oak to screen it
from the Pine Tree Road area. They plan to mow three of four times per year, along with the
grass behind Rite Aid. They will keep the asphalt swept and maintained, install no parking signs,
and have Cornell Police patrol the site. They've taken the old light posts down and have
spruced up the area. They've received a positive endorsement from environmental review
committee.
Mr. Conneman wondered if the area of asphalt could be used for a farmer's market since there's
nothing on that side of town.
Mr. LiVignelagreed to look at liability and get some feedback in house.
Mr. Bosak �wondered if it made sense to establish something in a community that will be
temporary. He also noticed that Cornell was originally going to rip up the asphalt; now they're
leaving half the asphalt, which is deteriorating rapidly. He wanted to know how soon it will be
developed and whether it's likely that the next tenant will want to use the asphalt.
Mr. LiVigne responded that they are in discussion with people right now: it could be six months
or five years. He thought it unlikely the next tenant will want the asphalt.
Jon Kanter said that his concern with keeping the asphalt, besides deterioration, is that it could
become a justification for putting other things there like was seen six months ago. He reminded
Mr. LiVigne that any changed use will have to come back to the Planning Board. But as an
interim measure, there's probably not much to be done.
PB RESOLUTION No. 2010 -034: SEOR Preliminary and Final Site Plan Approval,
Landscape�Plan for Former Courtside Site, Tax Parcel No 62. -1 -5, 380 Pine Tree Road
Motion by Kevin Talty; seconded by Jon Bosak
1J1;1�
1. This action is consideration of Preliminary and Final Site Plan Approval for site plan
modification of the former Courtside Racquet and Fitness Club site, at 380 Pine Tree Road,
Town of Ithaca Tax Parcel No. 62 -1 -5, Community Commercial Zone. The action calls for
providing landscape elements to the site of the former fitness club which was demolished in
2008. The Planning Board, on February 19, 2008 (Resolution No. 2008 -017), required that
the former fitness club site be re- landscaped if it had not been redeveloped by March 1,
2010 (Condition 2(d)). Cornell University, Owner /Applicant; Thomas P. LiVigne, Director,
Real Estate Department, Agent, and
2. The F
to me
subm
time t
24) al
Planr
PB 05 -04 -2010
Page 8 of 14
inning Board, on March 16, 2010, granted Preliminary and Final Site Plan Approval
ify Condition 2(d) in Resolution No. 2008 -017 by extending the deadline for
sion of a landscape plan from March 1, 2010 to April 2, 2010 to allow the applicant
prepare a landscape plan. Condition 1 in the March 16, 2010 Resolution (No. 2010-
0 stated that "the site shall be re- landscaped by a date to be determined by the
ig Board and upon review of the landscaping and planting schedule ", and
3. This is lan Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead
Agency in environmental review with respect to Site Plan Modification, and
4. The Planning Board, on May 4, 2010, has reviewed and accepted as adequate a Short
Environmental Assessment Form Part I, submitted by the applicant, and a Part II prepared
by Town Planning staff, a drawing titled "Cornell University #380 Pine Tree Road, Town of
Ithaca, iTompkins County, NY, - Stabilization Plan" (Sheet No. 10F1) dated 3/19/10,
prepared by T.G. Miller, P.C. and other application material, and
5. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed modification of the site plan;
NOW THEREFORE BE IT RESOLVED:
That the i own of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with Article 8 of the Environmental Conservation Law
and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced
actions as proposed, based on the information in the EAF Part I and for the reasons set forth in
the EAF Part II, and, therefore, a Draft Environmental Impact Statement will not be required.
A vote on the motion was as follows:
AYES: Erb, Conneman, Bosak, Baer, Talty, Howe
NAYS:. None_
The motion 1passed unanimously.
PUBLIC H
landscape
Commerci
demolition
was requir
of the Cou
Real Estat
Ms. Erb opE
at 8:12 p.m.
PB RESOL
Plan for Fc
Motion by
WHEREAS:
ARING: Consideration of Preliminary and Final Site Plan Approval for the proposed
Ian for 380 Pine Tree Road, Town of Ithaca Tax Parcel No. 62 -1 -5, Community
Zone. The project involves re- vegetating the area disturbed as part of the
f Courtside Building with a native grass mix and a few trees. The re- vegetation plan
i as part of the February 2008 Planning Board Site Plan Approval for the demolition
aide Building. Cornell University, Owner /Applicant; Thomas P. LiVigne, Director,
Agent.
d the public hearing at 8:12 p.m. Hearing no one, the public hearing was closed
V No. 2010 -035: Preliminary and Final Site Plan Approval, Landscape
Courtside Site, Tax Parcel No 62. -1 -5, 380 Pine Tree Road
Howe; seconded by Ellen Baer
1. This a(
modific
Town
providi
2008.
the for
2010 (
Real E
PB 05 -04 -2010
Page 9 of 14
on is consideration of Preliminary and Final Site Plan Approval for site plan
tion of the former Courtside Racquet and Fitness Club site, at 380 Pine Tree Road,
Ithaca Tax Parcel No. 62 -1 -5, Community Commercial Zone. The action calls for
g landscape elements to the site of the former fitness club, which was demolished in
he Planning Board, on February 19, 2008 (Resolution No. 2008 -017), required that
er fitness club site be re- landscaped if it had not been redeveloped by March 1,
ondition 2(d)). Cornell University, Owner /Applicant; Thomas P. LiVigne, Director,
rate Department, Agent, and
2. The Planning Board, on March 16, 2010, granted Preliminary and Final Site Plan Approval
to modify Condition 2(d) in Resolution No. 2008 -017 by extending the deadline for
submission of a landscape plan from March 1, 2010 to April 2, 2010 to allow the applicant
time to prepare a landscape plan. Condition 1 in the March 16, 2010 Resolution (No. 2010-
24) also stated that the "the site shall be re- landscaped by a date to be determined by the
Planning Board and upon review of the landscaping and planting schedule ", and
3. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead
agency in environmental review with respect to this action has, on May 4, 2010, made a
negative determination of environmental significance, after having reviewed and accepted
as adequate a Short Environmental Assessment Form Part I, submitted by the applicant,
and a Part II prepared by Town Planning staff, and
4. The Planning Board, at a Public Hearing held on May 4, 2010, has reviewed and accepted
as adequate application materials, including the drawing "Cornell University 380 Pine Tree
Road, Town of Ithaca, Tompkins County, NY, - Stabilization Plan" (Sheet No. 10F1) dated
3/19/10, prepared by T.G. Miller, P.C. and other application material;
NOW THEREFORE BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary
and Final- Site. Plan Approval, as shown--on- the.-Preliminary. and Final.. Site Plan Checklists,
having determined from the materials presented that such waiver will result in neither a
significant alteration of the purpose of site plan control nor the policies enunciated or implied
by the Town Board, and
2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan
Approval for modification of the former Courtside Racquet and Fitness Club site, at 380 Pine
Tree Road, Town of Ithaca Tax Parcel No. 62 -1 -5, Community Commercial Zone, providing
for a landscape plan as shown on the above - referenced drawing dated March 19, 2010,
subject to the following conditions:
a. The elements of the landscape plan shall be installed and planted on the site by
June 1, 2010; and
b. All other conditions of the Planning Board's original resolution of approval
(Resolution No. 2008 -017) shall still apply.
A vote on the motion was as follows:
AYES: Erb, Conneman, Bosak, Baer, Talty, Howe
NAYS: None
The motion passed unanimously.
PB 05 -04 -2010
Page 10 of 14
AGENDA ITEM
SEAR Determination: Ithaca Estates Phase III Subdivision, King Road East.
Mr. Fabbroni gave an overview of the project. The project enters from E. King Road, 1000 feet
from the Danby Road /King Road intersection. It's the same 11 lots as seen in the past, with very
subtle cha l es in the engineering to match in better with the lay of the land. The sewer would
come up from the existing sewer on easements. The water main would extend from an existing
water main on E. King Road. Highways would be 2 -foot concrete gutters with 20 -foot of
pavement. It's a standard cul -de -sac with the recommendations from the engineers. The South
Hill swamp is 335 feet to the east. The park would be accessed by a gravel access road in the
southeast corner. Mr. Monkemeyer wants to develop an 8 -foot bikeway /walkway all the way to
Ithaca College. Being next to College Circle II would provide a continuous route to the College.
Mr. Fabbroni said there are no wetlands on the property; this is backed up by studies from two
environmental firms.
Jim Knittel, I Dalpos Architects (Syracuse), described the National Association of Homebuilder's
Green Building Program, which was developed in conjunction with the International Code
Council. Mr! Monkemeyer will mandate that the buildings on the site be constructed according to
the guideli , es. It's more specific to residential construction and covers site work, energy
efficiency, etc, without the administrative costs that the LEED program involves.
Mr. Monkmeyer stated that the plan is to get the subdivision in place this summer and have all
the improvement in, and use 4 to 6 area builders to construct the houses by mid -May 2011. It
will be production -style housing, not modular. All plans are subjective to an inspection to be
green classified. The NAHB building inspector reviews construction and insulation and makes
sure all components are followed, then tests the building (puts it under a blower door test to
make sure tIhere's no air infiltration). All homes must have blown -in, closed -cell foam insulation
and hot water systems heated with on- demand water heaters. In order to attain a price range of
$200,000. to $300,000, houses will_ be between 1200. and 1600 sq. ft. with two -car garages with
or without basements. Smaller sized houses on larger lots allows siting of each house to the
best advantage, leaves room for expansion, and provides each owner with garden space.
The Board I discussed the subdivision plan and comments from the Tompkins County
Environmental Management Council (EMC) and Tompkins County Planning.
Regarding al memo from the Environmental Review Committee (ERC) mentioning a hydrological
study, Mr. Fabbroni responded that he was not privy to that memo. It's roughly 4 feet to rock in
this area, so there is no groundwater. They were mistaken.
The park plan was discussed. Mr. Fabbroni stated that IC borders this property and the
expansion plans for IC are not clear. Zoning of the northeast corner of the property was
changed to conservation zoning in the middle of the plan. Considering the uncertainties, Mr.
Monkemeyer didn't want to commit to the 14 -acre park in the middle of the parcel. With all those
uncertainties) it ran out of steam.
Mr. Bosak stated that whether it's used for park or garden, it will need water, and wondered
whether water and sewer could be run under that path.
Mr. Fabbroni responded that this was not possible -- you'd have to pump for the sewer. There
will be sewer coming up from Danby Road. The easiest way to get water and sewer to the park
is between two of the buildings in College Circle II, not run it one -half mile from King Road just
PB 05 -04 -2010
Pagel 1 of 14
to service the park. To provide water for a garden, Mr. Fabbroni would use natural runoff to fill a
holding tank with a pump out of it; this would provide plenty of water because the drainage runs
to the northwest corner. It would be far more ecological to install a cistern than to run water and
sewer a half mile. He stated that to expect to have water and sewer facilities is a bit much for
1.6 acres. 1
Jon Kanter: Between planning and public works, the Town will have to look at the area to
determine the needs and desires for park development, but until further phases of development
occur on the remainder of the property, this would be low key with picnic tables and trails -- not
very developed. That plot is not conducive for a garden because it's wooded. As a road
develops further into the property, water and sewer facilities will be closer to it, but until that
time, he doesn't foresee anything happening. People in the subdivision would have to be
included inithe planning.
Mr. Fabbroni agreed that sewer at that point would be very accessible.
Mr. Kanter (stated that the community garden at Linderman Creek is working very well without
those facilities. He stated that the ERC commented that the addition of the bikeway /walkway will
make the park more accessible. There is a need to install the walkway up front so residents can
get to the park easily. It's very walkable.
There was Idiscussion of shifting or extending the location of the park to the east because the
ERC noted there are larger trees in that area and parts of a stone wall. This would save a little
effort of building some of the access road. Mr. Fabbroni's preference would be to carefully plan
the road through the hedgerow and avoid the mature trees, and keep the park where it is
because it will complicate things down the line. He agreed that the park could be added to on
the south side.
Mr. Kanter 'stated that the concept and location will have to be accepted by the Town Board; it
needs to be; clear that there will be ample opportunities to add on to it.
Regarding retail space, Mr. Nettle stated that they've been working on the College Crossing
retail project on the corner. Mr. Monkemeyer has been working to align tenants and finance on
the project. They have reduced the footprint since 2 years ago.
The pond was discussed. It was established that the pond is not natural; it was built by the
Tompkins County Highway Department and is being modified to meet state and town
stormwater requlation standards. Most of the work was done in 2004.
Mr. Hebdon verified that there will be modifications to the pond to make sure the outflow is sized
correctly. They will increase its size and put in other control structures to make it into a regular
stormwater pond. The pond design needs to come back for final site plan approval.
Mr. Kanter stated that reviews of the site confirm that this area of the proposed subdivision has
nothing that would be classified as a wetland. It's the type of land that when substantial rain
comes down, you get wet areas because the water will sit.
Regarding the EMC's recommendation for a sidewalk on King Road East, it was established
that this is not possible as a requirement of the subdivision because the frontage is owned by a
number of different lot owners.
PB 05 -04 -2010
Page 12 of 14
Mr. Fabbroni stated that the gravel access road would be privately owned, with a permanent
easement for the town; they would lay the base of what would be a road in the future. If the town
wants something different, they will tell the developer.
PB RESOLUTION No. 2010 -035a: SEAR Preliminary Subdivision Approval, Ithaca Estates
Subdivision — Phase III, King Road East, Tax Parcel No's. 43 -1 -3.22, 43 -1 -3.32 and 43 -1 -3.4
Moved by Kevin Talty; seconded by George Conneman
WHEREAS
1. This action is consideration of Preliminary Subdivision Approval for the proposed 15 -lot
subdivision located off King Road East (between 132 and 134 King Road East), Town of
Ithaca Tax Parcel No.'s 43 -1 -3.22, 43 -1 -3.32 and 43- 1 -3.4, Low Density Residential,
Medium Density Residential and Conservation Zones. The proposal involves creating 11
residential lots on two new roads and a +/- 1.6 acre lot reserved for a Town park, with the
remaining lands being reserved for potential future development. The project will also
include new storm water facilities, a walkway along one of the newly proposed roads leading
to the pa��rk, and a landscaped area adjacent to the entrance road at King Road East. Evan
N. Monkemeyer, Owner /Applicant; Lawrence P. Fabbroni, Agent, and
2. This is a , Unlisted Action for which the Town of Ithaca Planning Board is acting in an
uncoordinated environmental review with respect to this project, and
3. The Planning Board on May 4, 2010, has reviewed and accepted as adequate a Short
Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared by
the Town Planning staff; the following subdivision plan sheets titled "Ithaca Estates III,
prepared by Lawrence P. Fabbroni, P. E., LS, all dated 03- 06 -10: "Subdivision Plat ",
"Highway, Storm Sewer, Sewer, & Water Profiles ", "Grading Plan ", "Standard Water Main
Details Town of Ithaca ", Standard Sewer Details Town of Ithaca ", "Standard Storm Sewer
Details Town of Ithaca", and "Survey_Map, R.O.W._ &.Drainage Easement";-"Survey Map_
Ithaca Estates Phase III Park Deed & Park Access Easement', prepared by Lawrence P.
Fabbroni,IP.E., L.S., dated 4- 02 -10; Sheet 4 Ithaca Estates Phase III —"Erosion & Sediment
Control Details ", prepared by L.J.R. Engineering, P.C., dated June 23, 2004; subdivision
information packet attached to a cover letter from Lawrence P. Fabbroni, P.E., L.S., dated
March 31,12010; Drainage Report for Ithaca Estates Phase III, prepared by LJR
Engineering, P.C., date stamped April 1, 2010; and other application materials, and
4. The Town planning staff has recommended a negative determination of environmental
significance with respect to the proposed Subdivision Approval;
NOW, THEREFORE, BE IT RESOLVED:
That the Townl of Ithaca Planning Board hereby makes a negative determination of
environmental significance for the reasons set forth in the Environmental Assessment Form Part
II referenced above, in accordance with the New York State Environmental Quality Review Act
for the above referenced action as proposed and, therefore, neither a Full Environmental
Assessment Form, nor an Environmental Impact Statement will be required.
A vote on the motion was as follows:
AYES: Erb, Conneman, Bosak, Baer, Talty, Howe
NAYS: None
PB 05 -04 -2010
Page 13 of 14
The motion passed unanimously.
PUBLIC HEARING: Consideration of Preliminary Subdivision Approval for the proposed 15 -lot
subdivision located off King Road East (between 132 and 134 King Road East), Town of Ithaca
Tax Parcel No.'s 43 -1 -3.22, 43 -1 -3.32 and 43- 1 -3.4, Low Density Residential, Medium Density
Residential and Conservation Zones. The proposal involves creating 11 residential lots on two
new roads and a +/- 1.6 acre lot reserved for a Town park, with the remaining lands being
reserved for potential future development. The project will also include new storm water
facilities, a walkway along one of the newly proposed roads leading to the park, and a
landscapedi area adjacent to the entrance road at King Road East. Evan N. Monkemeyer,
Owner /Appl,icant; Lawrence P. Fabbroni, Agent.
Ms. Erb opened the public hearing at 9:53 p.m.
Jennifer Grey, 140 E. King Road is opposed to the subdivision. She bought the property based
on the view and other factors. The subdivision would have a negative affect on her quality of life.
If there had been homes already there, she would not have bought the property. She has
concerns about environmental impacts and drainage. The water flows from the proposed
subdivision property onto her property and when it rains, her property is wet. If it were to go
through she (would like to see drainage concerns addressed. She would also like to see a buffer
of trees to preserve her view and a restriction on the height of homes in the subdivision.
Mr. Hebdon� explained the drainage issues and what mitigations will be required of the
developer. The Town will look at the housing sites and make sure they don't drain toward the
neighbors.
Mr. Bates pointed out that the building code states that the water has to be managed on its own
property. The building height restriction is 36 feet; this is from the lowest point of the house, and
the_ land. slopes down -on this. site._
Ms. Erb noted that Ms. Grey doesn't own the land behind her and might have to plant a tree on
her own property.
Ms. Erb moved and Mr. Howe seconded continuing the public hearing at a future meeting. The
vote was unanimous.
of a sketch plan for the proposed Town of Ithaca Public Works Facility
Master Plan.
This item was tpostponed to the meeting of May 18.
Approval of Minutes of March 16, 2010
PB RESOLUTION No. 2010 -036: Minutes of March 16, 2010
Motion by Rod Howe, seconded by Kevin Talty
WHEREAS, th'e Town of Ithaca Planning Board has reviewed the draft minutes from the
meeting on March 16, 2010; now, therefore, be it
PB 05 -04 -2010
Page 14 of 14
RESOLVED, that the Town of Ithaca Planning Board approves the minutes, with corrections, to
be the final minutes of the meeting on March 16, 2010.
A vote on the motion was as follows:
AYES: Conneman, Bosak, Baer, Talty, Erb, Baer
NAYS: None
The motionlwas declared to be unanimous.
Approval of Minutes of April 6, 2010
PB RESOLUTION No. 2010 -037: Minutes of April 6, 2010
Motion made by Kevin Talty, seconded by George Conneman
WHEREAS, I the Town of Ithaca Planning Board has reviewed the draft minutes from the
meeting on April 6, 2010; now, therefore, be it
RESOLVED,Ithat the Town of Ithaca Planning Board approves the minutes, with corrections, to
be the final minutes of the meeting on April 6, 2010.
A vote on the motion was as follows:
AYES: Conneman, Bosak, Baer, Talty, Erb, Baer
NAYS: None
The motion was declared to be unanimous.
AGENDA ITEM
Other Business
Agenda items for the May 18th meeting:
• Ithaca College Projects
• 2 -lot subdivision on Elm Street
• Sketch plan for lab addition at CMC
• Public Works Facility master plan
Agenda items for the June 1 st meeting:
• Continuation of Ithaca Estates subdivision project
• Continuation of College Circle II apartments project
Adjournment I
Upon motion by Kevin Talty, the meeting adjourned at 10:13 p.m.
Respectfully submitted,
�i k F��)"
Debra DeAu ' tine
ut
First-Del: Towi Clerk
._.�/
7:00 P.M
TOWN OF ITHACA PLANNING BOARD
215 North Tioga Street
Ithaca, New York 14850
Tuesday, May 4, 2010
AGENDA
to be heard (no more than five minutes).
7:05 P.M. SEQR Determination: Ithaca College Trail Upgrade and Storage Building, Flora Brown Dr.
7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special
Permit for the proposed trail upgrade and storage building on the Ithaca College Campus
between the Circle Apartments and Terrace 13, Town of Ithaca Tax Parcel No. 41 -1 -30.2, .
Medium Density Residential Zone. The proposal involves paving the existing stone trail and
installing new 12 foot high walkway lighting along the trail. The project also includes placing a
14'� x 32' pre- fabricated storage building near the trail to store seasonal items for the adjacent
athletic fields and Circle Apartments. Ithaca College, Owner /Applicant; Richard Couture,
As. ociate Vice - President for Facilities, Agent.
7:15 P.M. SEAR Determination: Cornell University Oxley Equestrian Center Landscape Plan, 220 Pine
Tree Rd.
7:15 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special
Permit for the proposed Cornell University Oxley Equestrian Center parking lot re- landscaping
project located at 220 Pine Tree Road, Town of Ithaca Tax Parcel No. 60- 1 -9.1, Low Density
Residential Zone. This is a modification of the 2002 Planning Board approval of the parking lot
reconstruction project. The project involves planting a new vegetative screen along the east
side of the existing parking lot to screen it from Pine Tree Road. Cornell University,
Own i r /Applicant; Minakshi M. Amundsen, Agent.
7:30 P.M. SEQR Determination: Cornell University 380 Pine Tree Road Landscape Plan.
7:30 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the
proposed landscape plan for 380 Pine Tree Road, Town of Ithaca Tax Parcel No. 62 -1 -5,
Community Commercial Zone. The project involves re- vegetating the area disturbed as part of
the demolition of Courtside Building with a native grass mix and a few trees. The re- vegetation
plan was required as part of the February 2008 Planning Board Site Plan Approval for the
demolition of the Courtside Building. Cornell University, Owner /Applicant; Thomas P.
LiVigne, Director, Real Estate, Agent.
7:45 P.M. SEQRIDetermination: Ithaca Estates Phase III Subdivision, King Road East.
7:45 P.M. PUBLIC HEARING: Consideration of Preliminary Subdivision Approval for the proposed 15-
lot subdivision located off King Road East (between 132 and 134 King Road East), Town of
Ithaca Tax Parcel No.'s 43 -1 -3.22, 43 -1 -3.32 and 43- 1 -3.4, Low Density Residential, Medium
Density) Residential and Conservation Zones. The proposal involves creating 11 residential lots
on two new roads and a +/- 1.6 acre lot reserved for a Town park, with the remaining lands
being reserved for potential future development. The project will also include new storm water
facilities, a walkway along one of the newly proposed roads leading to the park, and a
landscaped area adjacent to the entrance road at King Road East. Evan N. Monkemeyer,
Owner /Applicant; Lawrence P. Fabbroni, Agent.
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
Tuesday, May 4,201
By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be
held by the Planning lBoard of the Town of Ithaca on Tuesday, May 4, 2010, at 215 North Tioga Street, Ithaca, N.Y., at
the following times and on the following matters:
7:05 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed
trail upgrade and storage building on the Ithaca College Campus between the Circle Apartments
and Terrace 13, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium Density Residential Zone. The
proposal involves paving the existing stone trail and installing new 12 foot high walkway lighting
alongl the trail. The project also includes placing a 14' x 32' pre- fabricated storage building near
the trail to store seasonal items for the adjacent athletic fields and Circle Apartments. Ithaca
College, Owner /Applicant; Richard Couture, Associate Vice- President for Facilities, Agent.
7:15 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed
Cornell University Oxley Equestrian Center parking lot re- landscaping project located at 220 Pine
Tree Road, Town of Ithaca Tax Parcel No. 60- 1 -9.1, Low Density Residential Zone. This is a
modification of the 2002 Planning Board approval of the parking lot reconstruction project. The
project linvolves planting a new vegetative screen along the east side of the existing parking lot to
screen it from Pine Tree Road. Cornell University, Owner /Applicant; Minakshi M. Amundsen,
Agent. I
7:30 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed landscape plan for 380
Pine Tree Road, Town of Ithaca Tax Parcel No. 62 -1 -5, Community Commercial Zone. The
project involves re- vegetating the area disturbed as part of the demolition of Courtside Building
with a native grass mix and a few trees. The re- vegetation plan was required as part of the
Februaryl2008 Planning Board Site Plan Approval for the demolition of the Courtside Building.
Cornell University, Owner /Applicant; Thomas P. LiVigne, Director, Real Estate, Agent.
7:45 P.M. Consideration of Preliminary Subdivision Approval for the proposed 15 -lot subdivision located off
King Road East (between 132 and 134 King Road East), Town of Ithaca Tax Parcel No.'s 43 -1-
3.22, 43 -1 -3.32 and 43- 1 -3.4, Low Density Residential, Medium Density Residential and
Conservation Zones. The proposal involves creating 11 residential lots on two new roads and a +/-
1.6 acre lot reserved for a Town park, with the remaining lands being reserved for potential future
development. The project will also include new storm water facilities, a walkway along one of the
newly proposed roads leading to the park, and a landscaped area adjacent to the entrance road at
King Road East. Evan N. Monkemeyer, Owner /Applicant; Lawrence P. Fabbroni, Agent.
Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto.
Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special
needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a
request not less than 48 hours prior to the time of the public hearing.
Jonathan Kanter, AICP
Director of Planning
273 -1747
Dated: Monday, April 26, 2010
Publish: Wednesday, April 28, 2010
Wednesday, M-128; 2010E r} THE.IYHACA it)URNAIy e
Town of Ithaca Planning Board
Sign -in Sheet
Date: May 4, 2010
Print Name Address e-mail
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Ithaca, Tomp
board of the '
The Ithaca Jc
TOWN OF ITHACA
AFFIDAVIT OF POSTING AND PUBLICATION
being duly sworn, depose and say that I am a Senior Typist for the Town of
County, New York; that the following Notice has been duly posted on the sign
n of Ithaca and that said Notice has been duly published in the local newspaper,
Notice of Public Hearings to be held by the Town of Ithaca Planning Board in the Town of Ithaca
Tnwn Hall '? 1 i North Tinva Street. Ithaca. New York. on Tuesday. Mav 4, 2010 commencin>; at
7:00 P.M., as pe.
Location of Sigr
Date of Posting:
Date of Publicat
Board used for Posting: Town Clerk Sign Board — 215 North Tio a�i Street.
April 26, 2010
April 28, 2010
STATE OF NEW YORK) SS:
COUNTY OF TOMPKINS)
Sworn to and su
i
Notary
CONNIE F.
Notary Public, Sty
No. Ot CLE
Qualified in Ton
Commission Expires D
Sandra Polce, Senior Typist
Town of Ithaca
before me this 28`h day of April 2010.
'ublic
:.LARK
e of New York
52878
kins County
-ember 26,20